TOWN OF EASTON, MARYLAND
Affordable Housing Workshop
December 13, 2004
Councilmember Maureen Scott-Taylor Councilmember Moonyene Jackson-Amis
Mr. Hamilton, the Town Planner, and Mr. Karge the Town Clerk were also present.
CONVENING
At 5:55 p.m., the President of the Council called the meeting to order.
WORKSHOP
The President of the Council discussed this evening’s agenda.
The President of the Council stated that he hopes to accomplish or make significant progress is to give the Assistant Town Attorney, Ms. Van Emburgh the information necessary to write a draft Affordable Housing Ordinance and a Housing Trust Fund.
The Town Attorney asked the Council to be sensitive to the Mayor’s concerns regarding the administrative costs of these programs.
Discussion occurred regarding the administration and the affordability of the program.
Ms. Jackson-Amis discussed Mid Shore Community Foundation and their administration of the program.
Mayor Willey stated that he could have Mr. Graham Lee address the Council regarding the Foundation.
Mr. Ford stated that a Request for Proposal regarding the administration of the housing program may be advertised as well as a separate RFP for the Housing Trust Fund.
Mr. Ford discussed the consensus reached as a result of the previous workshops. He stated that the threshold where the inclusionary zoning would be take effect would begin with one unit; no exemption with the amount of new development unless owner occupied.
Ms. Jackson-Amis asked for clarification regarding the purpose of tonight’s meeting.
Mr. Ford stated that it had been some time since the last workshop and if the consensus still exists, the Assistant Town Attorney would be directed to draft an ordinance.
Mr. Ford stated that according to his notes from the June 15 workshop meeting, with 10 units you must provide a unit on the ground; less than 10 units, the developer would pay a few in lieu of. He stated that the fee has not been established.
Mr. Jensen suggested that the inclusionary zoning for affordable housing come in after 20 houses; 50 or more units would include on-site improvements.
Mr. Ford stated that he is not comfortable with the requirement of starting at one unit. He stated that clarification on who is building and the purpose of the dwelling needs to be clarified. Mr. Ford recommended that the threshold start at 5 units; 10 or more you need an on-site unit. Mr. Ford suggested putting this draft ordinance out for the public to look at.
Mayor Willey stated that it may be difficult picking a number until you know what the margins the contractors are working under.
It was the consensus to include in the draft ordinance 10 or more units needed before on site improvements required; less than 10, fees in lieu go to Trust Fund with no off site.
Ms. VanEmburg discussed Annapolis’ ordinance.
Discussion occurred regarding the Affordability Index. Mr. Ford discussed Elm’s Street Findings of Fact and the index used. He stated that it starts with a base price of $90,000 in 2002 and increases every year. Mr. Ford stated that this is an option to consider. He stated that Mr. Bond suggested that the index be tied to the people that live in this community and their median income.
Discussion occurred regarding density incentives.
Mr. Ford stated that if there is a 10% set aside for home ownership, a 10% should be set aside for rentals as wells.
Mayor Willey stated that no matter what we give to a developer, some where along the line, someone will pay the freight. He stated that the same thing goes for rental units versus owner-occupied. Mayor Willey stated that Easton is not the savior for Talbot County and affordable housing but they need to do their share. He stated that there is not a real concept of what is being asked of developers. Mayor Willey stated that whatever is done, it is impacting the other home price that is already skyrocketing out of control in this town.
Ms. Jackson-Amis discussed the need for affordable owner occupied housing and affordable rentals. She stated that the rentals are truly out of hand. Ms. Jackson-Amis stated that she will be glad to just see something built.
The length/term that the unit is deemed affordable was discussed.
Mr. Ford stated that it was the consensus that whatever housing stock was created would remain affordable.
Mr. Wendowski clarified that all the above was for a draft ordinance. He stated that he would prefer to get something in writing.
Mr. Ford stated that we should ask ourselves if the council accepts payment in lieu of, do we want to consider an adjustment in the amount of units required; in some cases with some money going towards the fund.
It was the consensus of the Council to allow for payment in lieu going toward the fund for developments with less than 10 units.
Discussion occurred regarding the commercial linkage and the affordable housing policy.
Mr. Ford stated that it was the consensus to ask for a fee for the affordable housing fund from a retail, office, hotel, medical/health care and assisted living/retirement facility. He stated that the fee schedule would be based on square footage of new development.
Exemptions for the commercial linkage were discussed.
It was the consensus that commercial development needs to help fund affordable housing.
Mr. Ford stated that the fee schedule would be based on square footage of new development with no minimum square footage.
Mr. Ford stated that all the items are time sensitive but the Trust Fund needs to be established.
The Assistant Town Attorney stated that an ordinance would be necessary but we also need to know who would administer the Fund.
Discussion occurred on the targeted market for the trust fund.
Mr. Jensen stated that he did not think rental rehab loans to landlords should be included. He stated that adaptive reuse/derelict property improvement should not be for developers but for qualified first-time home buyers and qualified owner occupied homeowners.
Mr. Ford discussed the potential sources of revenue.
Mayor Willey stated that the things discussed tonight would require some kind of administrative process now until people find something to live in other than houses. He stated that unless there is something built into this ordinance that gives a steady supply of money into the Trust Fund to help cover some of these costs, help to rehab some of the substandard neighborhoods in town; it will be very difficult to support it.
Mr. Ford stated that he would like to hear from the public.
There being no further business, Mr. Ford adjourned the workshop at 8:06 p.m.
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Town Clerk